Conditional-use permits are not a sexy discussion topic. And a dialogue on them might just put the average Saratogan to sleep.

But the Saratoga City Council took on the issue of the conditional-use permit process and its costs, which might be deterring new businesses from opening in the city, a staff report to the council states.

A conditional-use permit costs $4,700, which includes a $300 document storage fee. A permit is issued for projects that fall outside of an area’s zoning and requires approval from the planning commission.

“A use permit is not a matter of right,” a staff report to the council states, “and the planning commission may deny a use permit or impose conditions upon the granting … if it finds that the proposed conditional use will adversely affect [the] existing … neighborhood.”

In the past two years just 24 conditional-use permits have been processed, and of those only two were for the Village. One of the permits was for a cell tower and the other for a restaurant.

So the council met on Feb. 4 to discuss how the city could reduce the costs associated with the process and ways to create an incentive program to lure businesses to Saratoga.

“Among the interesting things, of course, is reducing the cost,” said John Livingston, community development director. “Along with that go discussing reducing the time and uncertainty that goes with waiting for the planning commission hearing, the newspaper notice and having to come up to this podium to speak in front of seven planning commissioners.”

Council members asked Livingstone if creating an administrative review process would help defer some of the costs. Instead of having applicants go before the planning commission, staff would act as a zoning commission and hold a hearing in a conference room.

Livingstone said the permit cost would drop by approximately $1,000 and would take about one month less to process. The process currently takes an average of three months from the time an application in submitted to the community development department until it receives planning commission approval.

The council also discussed creating a list of the types of businesses they’d like to see open in the city, and creating a budget that would cover some of the costs of the process.

City Manager Dave Anderson said the council could budget a certain amount in the general fund for such a program, which would become an economic development incentive.

“We’d have to tailor it just so, but it is doable,” said City Attorney Richard Taylor.

“We’re also telegraphing what types of businesses we’d like to see show up at our door, so it would be good to attract a class of places that would be used in different hours,” said Councilman Howard Miller, adding that businesses could take advantage of being open when there is ample parking in the Village.

There was no vote by the council. The topic will come up for discussion when a staff report is ready.

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